OFFICE SPACE LEASE AGREEMENT THE STATE OF LOUISIANA ...€¦ · OFFICE SPACE LEASE AGREEMENT This...

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OFFICE SPACE LEASE AGREEMENT

This Office Space Lease Agreement (this “Lease”) is made and entered into effective as

of ______________________________, 2018 (the “Effective Date”), by and between THE

STATE OF LOUISIANA, THROUGH THE DIVISION OF ADMINISTRATION

(“Lessor”), and OCHSNER LSU HOSPITALS, L.L.C., a Louisiana limited liability company

(“Lessee”).

WITNESSETH

WHEREAS, Lessor is a division within the Office of the Governor, State of Louisiana,

acting under the authority granted pursuant to La. R.S. 39:11 and other applicable laws; and,

WHEREAS, Lessor has legal custody of the hospital facilities and associated outpatient

clinics known as LSU Medical Center Shreveport in Shreveport, Louisiana (the “Shreveport

Hospital”); and,

WHEREAS, Lessor has the right to lease and grant a right of use in the Shreveport

Hospital to Lessee pursuant to a Right Of Use Agreement with the Board of Supervisors of

Louisiana State University and Agricultural and Mechanical College (“LSU”); and,

WHEREAS, Lessee is a single member limited liability company whose sole member is

Ochsner LSU Health System of North Louisiana (“OLHS-NL”), a non-profit corporation

organized and existing under the laws of the State of Louisiana including without limitation La.

R.S. 12:201, et seq., who is committed to and whose principal purpose is to provide healthcare

and hospital services to patients in the State of Louisiana, including to Louisiana’s indigent and

medically underserved, and to serve as a site for graduate medical education for the training and

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further development of medical and clinical professionals in the State of Louisiana; and,

WHEREAS, Lessor and OLHS-NL are parties to a Cooperative Endeavor Agreement

dated ______________________________ (as the same may be amended from time to time, the

“CEA”), pursuant to which they will collaborate for Lessee to provide hospital services to

patients and maintain nationally recognized graduate medical education programs; and,

WHEREAS, this Lease is an integral aspect of the CEA and furthers the above stated

goals; and,

WHEREAS, Lessee desires to lease the Leased Space (as defined below).

NOW, THEREFORE, in consideration of Lessor’s obligation to lease the Leased Space

(as defined below) to Lessee, the rent to be paid by Lessee to Lessor during the term of this

Lease, and the mutual benefits accruing to the parties under this Lease and the CEA, the parties

do hereby enter into this Lease on the following terms and conditions:

1. LEASED SPACE.

1.1. Leased Space. In consideration of the rents, mutual covenants and agreements set

forth herein, Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor for the

Term, unless otherwise terminated pursuant to the provisions herein, certain office space

(the “Leased Space”), totaling twenty-three thousand three hundred forty-seven (23,347)

square feet and located in that medical office building (the “Building”) that is sometimes

referred to as “A Building” or “the Comprehensive Care Building” with street address

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1501 Kings Highway, Shreveport, Louisiana 71130, on the campus of the Shreveport

Hospital. The Building is more particularly described in the attached Exhibit A, and the

Leased Space is more particularly described in the floor plan attached hereto as Exhibit

B.

1.2. Reduction of Leased Space. During the Term, Lessee may request of Lessor to

have certain portions of the Leased Space removed from the Lease and returned to Lessor

and to have the annualized Base Rent (as defined in Section 3 below) due and payable for

the remainder of the Term equitably adjusted to account for any such change(s) in the

Leased Space. Upon receipt of such a request from Lessee, Lessor and Lessee shall

negotiate in good faith as to whether the requested portion of the Leased Space should be

removed from this Lease. Should LSU at any time cease to provide physicians to provide

services in any of the clinics located in the Leased Space, then Lessee shall have the right

to terminate this Lease with regard to the portion of the Leased Space in which those

clinics were operating and the annualized Base Rent due and payable for the remainder of

the Term shall be equitably adjusted to account for any such change(s) in the Leased

Space.

2. TERM. The Term of this Lease shall begin on the Effective Date, and, unless earlier

terminated, shall continue for an initial term of ten (10) years (the “Initial Term”), and shall

automatically renew for two (2) successive five (5) year terms (each a “Renewal Term”), for a

total term (“Term”) of twenty (20) years, unless any party gives written notice of its intent not to

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renew the Lease for a Renewal Term (a “Non-Renewal Notice”) not less than six (6) months

prior to the expiration of the Initial Term or the Renewal Term then in effect, as applicable.

Notwithstanding anything in this Lease to the contrary, the parties acknowledge that any early

termination or the normal expiration of the CEA during the Term of this Lease shall cause this

Lease to simultaneously terminate; provided, however, any such termination of this Lease shall

be subject to any applicable Wind Down Period (as defined and described in the CEA).

3. RENT.

3.1. Base Rent. Each twelve (12) month period commencing on the Effective Date or

any anniversary thereof is referred to herein as a “Lease Year.” During the initial Lease

Year, Lessee shall pay Lessor annual rent in the amount of Three Hundred Fifteen

Thousand One Hundred Eighty-Four and 50/100 dollars ($315,184.50) (“Base Rent”),

which is computed at the rate of $13.50 / square foot. Base Rent shall be adjusted in

subsequent Lease Years in accordance with Subsection 3.2 below. Lessee shall pay Base

Rent to Lessee monthly, in twelve (12) equal monthly installments in advance on the first

day of each and every calendar month during the Term; provided, however, that in the

event the Term commences on a day other than the first day of a calendar month, then

upon the Effective Date Lessee shall pay to Lessor a pro-rata portion of Base Rent for

that portion of the calendar month remaining from the Effective Date to the first day of

the next following calendar month.

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3.2. Adjustments. Adjustments to Base Rent shall be based on the Consumer Price

Index — U.S. City Average For All Items For All Urban Consumers (1982-1984 = 100)

published monthly in the “Monthly Labor Review” of the Bureau of Labor Statistics of

the United States Department of Labor (the “Index”). Commencing with the first

anniversary of the Effective Date and annually on each anniversary of the Effective Date

thereafter, the Base Rent for the new Lease Year shall be adjusted upward or downward

by dividing the Index currently in effect as of such respective anniversary by the Index in

effect as of the Effective Date and multiplying the resulting quotient by the Base Rent for

in the initial Lease Year; provided, however, that the Base Rent shall never be adjusted

downward to an amount that is less than the initial Base Rent amount. If the Index is no

longer available or is no longer published at a frequency needed to calculate said

adjustment, then the parties shall use the current equivalent of the Index.

3.3. Payment of Rent. Except as may otherwise be expressly provided for in this

Lease, Lessee shall pay the Rent and all other payments provided for herein to Lessor

without deduction and/or set-off for any amounts owed or claimed to be owed by Lessor

to Lessee, regardless of whether such amounts arise under this Lease or from some other

source.

3.4. Additional Rent. In addition to the Base Rent as set forth in Subsection 3.1

above, Lessee shall pay to Lessor any other sums owed by Lessee pursuant to the terms

of this Lease or otherwise arising in connection with Lessee’s occupancy of the Leased

Space (“Additional Rent,” collectively with Base Rent the “Rent”). Any Additional Rent

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owed to Lessor shall be due within forty-five (45) days after receipt of any invoice

therefor from Lessor, which invoice shall include a description and itemization of such

Additional Rent due.

4. DELIVERY AND ACCEPTANCE OF LEASED SPACE.

4.1. Delivery. If Lessor shall be unable, for any reason whatsoever or any cause

beyond Lessor’s control, to deliver possession of the Leased Space on the Effective Date,

Lessor shall not be liable to Lessee for any damage caused thereby, nor shall this Lease

thereby become void or voidable, nor shall the Term hereof in any way be extended, but

in such event Lessee shall not be liable for any Rent until such time as Lessor can and

does deliver possession.

4.2. Acceptance. Lessee’s occupancy of the Leased Space shall constitute Lessee’s

inspection and acceptance of the Leased Space in their condition, “as-is, where-is,” as of

the Effective Date. Lessor makes no warranty of fitness, condition, or title whatsoever,

and Lessee hereby waives any such warranties and acknowledges that Lessor is not,

directly or indirectly, making any such warranties whatsoever, other than the warranty of

peaceful possession against eviction from, or disturbance in fact caused by, a person who

successfully obtains pursuant to final, definitive judgment the ownership or a right to

possession of the Leased Space, in whole or in material part, which adversely and

materially affects Lessor’s Permitted Use thereof. Lessor will have no obligation to make

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any improvements or changes to the Leased Space except as may expressly be set forth in

this Lease.

5. PERMITTED USE. Lessee shall use and occupy the Leased Space throughout the Term

to operate clinics that provide professional services to patients (the “Permitted Use”), and for no

other purpose whatsoever without the prior written consent of Lessor, which consent shall not be

unreasonably withheld, conditioned or delayed. Lessee will operate such clinics in compliance

with all federal, state, local and parish rules, laws, ordinances, and governmental regulations,

orders, codes and decrees (individually or collectively, the “Law”) and in accordance with the

provisions of the CEA. Except as may otherwise be expressly provided for in this Lease, Lessee

has no right and shall not attempt to sell, exchange, transfer, alienate, and/or dispose of the

Leased Space (including any interest therein) in any way. Lessee shall ensure that the Leased

Space remains free and clear of encumbrances, other than any encumbrances attributable to

Lessor as of the Effective Date, unless approved in advance and in writing by Lessor.

6. ASSIGNMENT AND SUBLEASE. Lessee may not, without the prior written consent

of Lessor, sublease, assign, or otherwise encumber in whole or in part this Lease or any interest

therein; provided, however, that Lessee may, with prior written notice to Lessor but without the

consent of Lessor, assign its interest under this Lease to an entity that is wholly owned or

controlled by or under common control with Lessee and that is either a nonprofit corporation,

limited liability company that is tax exempt or treated as a disregarded entity for tax purposes, or

other legal entity that is a nonprofit, tax exempt, or treated as a disregarded entity for federal tax

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purposes, provided that the assignee shall expressly assume in writing and agree to be bound by

all of Lessee’s obligations hereunder in a form and substance approved by Lessor. In no event

shall any assignment or subletting of all or any portion of the Leased Space release Lessee from

any obligations under this Lease, unless such release shall be evidenced by Lessor’s express

written agreement given in advance of such assignment or subletting, which agreement may be

granted or withheld in Lessor’s sole discretion. Lessee shall not permit any act or omission with

respect to the Leased Space that would adversely affect Lessor’s title and rights thereto.

7. UTILITIES, MAINTENANCE AND SERVICES.

7.1. Utilities and Services. Lessor agrees to furnish the Leased Space with heat, air

conditioning, water, gas, and normal electric current for lighting, ordinary medical

equipment and business appliances, trash removal, janitorial services, and elevator

service subject to the terms and conditions of this Lease and the regulations of the

Building wherein the Leased Space is situated.

7.2. Maintenance and Repair. Lessor shall maintain and repair the various systems as

set forth below at Lessor’s cost, except where such maintenance or repair is needed as a

result of Lessee’s, its employees’ or invitees’ negligence or misuse, in which case Lessee

shall be responsible for such maintenance and repair:

7.2.1. Lessor shall maintain and repair any lighting fixtures/systems which are

physically located within the Leased Space and shall replace all light bulbs/tubes

in the Leased Space;

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7.2.2. Lessor shall maintain and repair the plumbing lines (including water

heaters) serving the Leased Space to the point of entry into the Leased Space, as

well as any plumbing fixtures/systems physically within the Leased Space;

7.2.3. Lessor shall, subject to Section 7.4 below, maintain and repair heating and

air conditioning systems, Building standard lighting, and mechanical systems

serving the Leased Space and/or in public common areas of the Building;

7.2.4. Lessor shall maintain and repair Building standard ceiling tiles in the

Leased Space;

7.2.5. Lessor shall be responsible for the removal of Lessee’s trash (excluding

red bag service and the removal of medical waste or hazardous materials), but

said trash shall be placed by Lessee in its containers which shall be located on the

Leased Space. Notwithstanding the foregoing, Lessee shall be responsible for the

lawful removal and cost of removing medical, special or infectious wastes from

the Leased Space;

7.2.6. Lessor shall maintain in good order and repair and in a clean and orderly

condition the roof, exterior walls and public areas in the Building of which the

Leased Space are a part, together with any parking area owned or leased by

Lessor which is adjacent to the Building;

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7.2.7. Lessor shall provide general janitorial services to the Leased Space five

days per week (Monday through Friday, exclusive of the state-observed holidays)

between 5:00PM and 3:00AM.

7.3. Failure to Furnish. Notwithstanding anything in this Lease to the contrary, Lessor

shall not be liable under any circumstances for failure to furnish, or the stoppage or

interruption of any of the utilities and services list above when such failure, or stoppage

or interruption of services is caused by conditions beyond the control of Lessor, or by

accidents, repairs or strikes; nor shall such failure, or stoppage or interruption of such

services constitute an eviction of Lessee; nor work an abatement of Rent.

7.4. Lessee Installed Systems. If Lessee installs any special lighting system, special

heating or air conditioning (such as for the purpose of maintaining a temperature

controlled environment for computer systems and/or medical equipment), or other

systems, then Lessee shall be responsible to maintain and/or replace such system(s) at

Lessee’s sole cost.

7.5. Paper products. Lessor shall not be responsible to provide or supply any toiletry

items, paper products, examination table paper, soap or other hygiene materials to the

Leased Space for Lessee’s use in the Leased Space; provided, however, Lessor shall

supply toilet paper, paper towels and soap to all public restrooms in public common areas

in the Building.

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7.6. Communications Equipment. In no event shall Lessee use or install in the Leased

Space any wireless communications equipment (other than the use of wireless

telephones) or any telecommunications equipment (including wireless communications

equipment, antennae, and/or satellite equipment) or associated cabling and conduit in the

Leased Space, the Building or on the roof or façade of the Building except through the

Building’s central telecommunications cabling distribution system (if such a central

telecommunications cabling system has been provided by Lessor) without the prior

written approval of Lessor, which approval shall not be unreasonably withheld,

conditioned or delayed. If Lessee installs or causes to be installed any electronic cabling,

telecommunication (including telephone and data transmission lines) cabling or computer

cabling (collectively “Cabling”) within the Leased Space, Lessee shall remove all

Cabling, at Lessee’s sole cost and expense, at the expiration or earlier termination of this

Lease, unless Lessor gives Lessee written consent stating that removal of Cabling is not

required. In the event Lessor consents to Lessee’s non-removal of Cabling, all Cabling

shall become the property of Lessor at no cost to Lessor. Upon the expiration or earlier

termination of this Lease, Lessor shall have the right to remove any Cabling that Lessee

was obligated to remove and failed to remove from the Leased Space without Lessor’s

written consent. Lessee shall reimburse Lessor, as Additional Rent, for the costs of

removing such Cabling and said obligation to reimburse Lessor shall survive the

expiration or earlier termination of this Lease.

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7.7. Lessee’s Obligation to Maintain Leased Space. Lessee shall maintain and keep the

interior of the Leased Space in good repair and condition at Lessee’s expense. Lessee

agrees at the normal expiration or early termination of this Lease to promptly deliver up

the Leased Space to Lessor in as good condition as it existed on the date of possession by

Lessee, ordinary wear and tear alone excepted, and Lessor shall have the right to re-enter

and resume possession of the Leased Space upon termination or expiration whether or not

the Leased Space is vacated by Lessee.

7.8. Lessee’s Damage. Lessee agrees to pay for all damages to the Building and

Leased Space and for all injury to occupants thereof caused by the negligence, misuse, or

neglect of Lessee or Lessee’s employees, agents, contractors and/or invitees. Lessor

may, at its option and at the sole cost and expense of Lessee or from proceeds of Lessee’s

insurance, repair or replace any damage or injury done to the Building or any part

thereof, caused by Lessee, Lessee’s agents, employees, licensees, invitees or visitors.

8. ALTERATION OF LEASED SPACE. The terms and conditions upon which Lessee

may alter or improve the Leased Space shall be as set forth in Article V of that Master Hospital

Lease Agreement effective _______ between the same Parties to this Lease (the “Master

Hospital Lease”).

9. INSURANCE. Throughout the Term of this Lease, Lessee shall at all times maintain or

cause to be maintained, with respect to the Leased Space, insurance in the same coverages and

amounts as set forth in Article VIII of the Master Hospital Lease Agreement.

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10. MECHANIC’S LIENS. Lessee shall not suffer or permit any mechanic’s liens or

materialman’s liens to be filed against the real property of which the Leased Space form a part

nor against the Lessee’s leasehold interest in the Leased Space. In the event that such a lien or

privilege is filed against the Leased Space and/or Lessee’s leasehold interest in the Leased

Space: (a) Lessee shall discharge or bond said lien within ten (10) days after the filing thereof;

and (b) Lessee shall indemnify Lessor for any costs, losses and/or expenses (including

reasonable attorneys’ fees) arising from said lien.

11. ABANDONMENT OF LEASED SPACE. If Lessee abandons, vacates, or surrenders

the Leased Space for a period greater than sixty (60) days during the Term of this Lease, or be

dispossessed by process of law, then:

11.1. Lessor shall have the right, but not the obligation, to terminate this Lease upon

written notice to Lessee effective immediately or as of any date that Lessor may select,

after which Lessor shall have the right, but not the obligation, to re-let the Leased Space

to a new lessee at such rentals and upon such other terms and conditions as Lessor in its

sole discretion deems advisable. Prior to re-letting, Lessor may make such alterations

and repairs as it deems advisable to re-let the Leased Space. Upon each such re-letting,

all rentals received by Lessor therefrom shall be applied, first, to any indebtedness other

than Rent due hereunder from Lessee to Lessor; second, to pay any reasonable costs and

expenses of re-letting, including brokers and attorneys’ fees and costs of alterations and

repairs; third, to Rent due hereunder; and the residue, if any, shall be held by Lessor and

applied in payment of future Rent as it becomes due hereunder; AND

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11.2. Any personal property belonging to the Lessee and left on the Leased Space shall

be deemed abandoned and shall become the property of Lessor at no cost to Lessor.

12. LESSOR’S RIGHT OF ENTRY. Lessor or its agents shall have the right to enter the

Leased Space at reasonable times in order to examine it, to show it to prospective Lessees,

lenders, ground lessors, and purchasers, or to make such decorations, repairs, alterations,

improvements or additions as Lessor shall deem necessary or desirable; provided such

decorations, repairs, alterations, improvements or additions do not materially and/or

unreasonably interfere with Lessee’s use of the Leased Space. Lessor will give Lessee

reasonable notice of its requirements and entries and permit Lessee to witness all entries

(excluding emergencies during hours beyond normal hours of operation for the Building), and

will be responsible for conducting such work so as not to unreasonably impair Lessee’s use and

enjoyment of the Leased Space.

13. CONDEMNATION, CASUALTY, AND EXPRPRIATION.

13.1. Condemnation, Casualty and Other Damage. During the Term, the risk of

loss or decrease in the enjoyment and beneficial use of the Leased Space due to any

damage or destruction thereof by acts of God, fire, flood, natural disaster, the elements,

casualties, thefts, riots, civil strife, lockout, war, nuclear explosion, terrorist attack or

otherwise (individually or collectively, the “Casualty”), or by the taking of all or any

portion of the Leased Space by condemnation, expropriation, or eminent domain

proceedings or a conveyance in lieu thereof (individually or collectively, the

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“Expropriation”) is expressly assumed by Lessee. None of the foregoing events shall

entitle Lessee to any abatements, set-offs or counter claims with respect to payment of its

Rent, or any other obligation hereunder, except as may be specifically set forth below.

Notwithstanding anything else in this Lease to the contrary, Lessor is not obligated to

restore, replace or repair any damage to the Leased Space or to Lessee's fixtures,

furniture, equipment or other personal property or make any alterations, additions, or

improvements to the Leased Space caused as a result of a Casualty or an Expropriation.

During the Term, if all or any portion of the Leased Space is damaged or destroyed by a

Casualty and Lessee is not reasonably able under the circumstances to repair, restore or

replace the Leased Space, all insurance proceeds received or payable as a result of such

Casualty shall be paid to Lessor and shall be retained by Lessor, and Lessee shall pay to

Lessor the amount of any unpaid deductible.

13.2. Expropriation. If the Building shall be taken by Expropriation, this Lease shall

terminate as of the date of such taking and Lessor shall be entitled to the entirety of all

compensation awarded or paid as result of taking of the Leased Space, and Lessee shall

promptly pay to Lessor any such compensation received. If any part of the Building shall

be taken by Expropriation, rendering the Leased Space unsuitable for the business of

Lessee, Lessee shall have the option to terminate this Lease. If this Lease is not

terminated as provided in this Subsection 13.2, then the Rent shall be abated for the

balance of the Term remaining in proportion to the market value of the Leased Space so

taken, unless Lessor, at its sole option, restores the remaining portion of the Leased Space

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to a complete architectural unit of substantially like quality and character as existed prior

to such taking or conveyance. Notwithstanding anything to the contrary contained herein,

all compensation awarded or paid upon a total or partial Expropriation of the Leased

Space shall belong to and be the property of Lessor without any participation by Lessee,

except that Lessee shall have the right to receive and shall be paid a portion of the award

in proportion to the value of any Unamortized Improvements made by Lessee to the

Leased Space and approved by Lessor and the State in accordance with Section 8 above.

Lessee shall provide all evidence and documentation to support such allocation at its sole

cost and expense, if a separate award can be made to Lessee. Lessee shall have the right

to enter a separate claim against the condemning authority, in which event Lessee shall

not participate in Lessor's award; provided, however, that no such separate claim by

Lessee shall reduce any compensation or award to be made to Lessor.

14. ENVIRONMENTAL COMPLIANCE.

14.1. Lessee warrants that it shall not cause or permit any Hazardous Materials (as

hereinafter defined) to be brought, kept or used in or about the Leased Space by Lessee,

its sublessees, agents, employees, contractors, or invitees except in commercial quantities

similar to those quantities usually kept on similar Leased Space by others in the same

business or profession. Lessee shall cause all such materials to be stored, used and

disposed of in compliance with all applicable federal, state and local laws, including,

without limitation, Laws and Environmental Laws (as defined below) governing

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Hazardous Materials. If the presence of any Hazardous Materials on, in or under the

Leased Space caused or permitted by Lessee, its sublessees, agents, employees,

contractors or invitees results in any contamination of the Leased Space, Lessee shall

promptly notify the Lessor and take all actions, at its sole expense, as are necessary and

are approved by the Lessor to return the affected area to the condition existing prior to the

introduction of any such Hazardous Materials, including, without limitation, any

investigation or monitoring of site conditions or any clean up, remediation, response,

removal, encapsulation, containment or restoration work required because of the presence

of any such Hazardous Materials on, in or under the Leased Space or any release or

suspected release or threat of release of any such Hazardous Materials in the air, soil,

surface water or ground water. “Hazardous Materials” as such term is used in this Lease

means any hazardous or toxic substances, material or waste, regulated or listed pursuant

to any federal, state or local environmental law, including without limitation, the Clean

Air Act, the Clean Water Act, the Toxic Substances Control Act, the Comprehensive

Environmental Response Compensation and Liability Act, the Resource Conservation

and Recovery Act, the Federal Insecticide, Fungicide, Rodenticide Act, the Safe Drinking

Water Act and the Occupational Safety and Health Act as such Acts have been or are

hereafter amended from time to time (“Environmental Laws”).

14.2. Lessor shall have access to, and a right to perform inspections and tests of, the

Leased Space as it may desire to determine Lessee’s compliance with the Environmental

Laws and Lessee’s obligations under this Section 14. Access shall be granted to Lessor

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upon Lessor’s reasonable prior notice to Lessee and at such times so as to minimize, so

far as may be reasonable under the circumstances, any disturbance to Lessee’s

operations. From time to time (including, without limitation, upon the expiration or

earlier termination of this Lease), Lessor shall have the right, at its option and at Lessor’s

sole cost and expense, to undertake an environmental assessment of the Leased Space to

determine Lessee’s compliance with all Environmental Laws and Lessee’s obligations

under this Section 14. Lessor and Lessee agree that Lessor’s receipt of or satisfaction

with any environmental assessment in no way waives any rights that Lessor holds against

Lessee or affects any liabilities of Lessee under this Lease in any manner.

14.3. Environmental Indemnities.

14.3.1. Lessee agrees to indemnify, defend (with counsel reasonably acceptable to

Lessor at Lessee’s sole cost) and hold Lessor and its employees, directors,

administrators, officers, agents, representatives, and permittees (collectively the

“Lessor Indemnitees”) harmless from and against all environmental liabilities and

costs, liabilities and obligations, penalties, claims, litigation, demands, defenses,

costs, judgments, suits, proceedings, damages, disbursements or expenses of any

kind (including attorneys’ and experts fees and fees and expenses incurred in

investigating, defending, or prosecuting any litigation, claim, or proceeding) that

may at any time be imposed upon, incurred by or asserted or awarded against

Lessor or any Lessor Indemnitee in connection with or arising from or out of

Lessee’s violation of any of its obligations set forth in this Section 14.

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14.3.2. Nothing herein shall require Lessee to indemnify, defend and hold

harmless Lessor or any Lessor Indemnitee for any environmental liability arising

from any Hazardous Materials which were present on the Leased Space prior to

the execution of this Lease, except to the extent Lessee or its employees, agents,

or contractors exacerbates or mishandles the same in violation of applicable

Environmental Law.

14.3.3. The provisions of Section 14.3 will survive the expiration or earlier

termination of this Lease for a period of five (5) years; provided, however, the

aforementioned five (5) year period shall not apply to any claim, investigation, or

other proceeding that is pending.

15. DEFAULT.

15.1. Lessee Event of Default. Each of the following shall be an Event of Default by

Lessee (each, a “Lessee Event of Default”) under the terms of this Lease:

15.1.1. Failure by Lessee to pay Rent to Lessor on any date on which the same is

due under this Lease, and this failure shall not be cured within seven (7) calendar

days after the date of written notice to Lessee of such failure; provided, however,

that notwithstanding the foregoing, Lessee shall only be entitled to one (1) such

cure period under this Subsection 15.1.1 in any calendar year, and that a Lessee

Event of Default shall have occurred immediately upon Lessee’s second such

failure and any subsequent such failures in any calendar year;

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15.1.2. Failure by Lessee to obtain and maintain all insurance as required under

this Lease and/or to furnish to Lessor evidence thereof and/or evidence of

payment thereof, if the failure is not cured within seven (7) calendar days after the

date of written notice to Lessee of such violation; provided, however, that

notwithstanding the foregoing, Lessee shall only be entitled to one (1) such cure

period under this Subsection 15.1.2 in any five-year period, and that a Lessee

Event of Default shall have occurred immediately upon Lessee’s second such

failure and any subsequent such failures in any five-year period;

15.1.3. A court Order for relief in any involuntary case commenced against

Lessee, as debtor, under the Federal Bankruptcy Code, as now or hereafter

constituted, and said Order is not vacated within one hundred twenty (120) days,

or the entry of a decree or order by a court having jurisdiction appointing a

custodian, receiver, liquidator, assignee, trustee, sequestrator, or other similar

official of, or for Lessee or a substantial part of the properties of Lessee or order

winding up or liquidation of the affairs of Lessee, and the continuance of any such

decree or order unstayed and in effect for one hundred twenty (120) consecutive

days;

15.1.4. Commencement by Lessee of a voluntary case under the Federal

Bankruptcy Code, as now or hereafter constituted;

DRAFT 8/31/18

21

1940829v.1

15.1.5. Any failure by Lessee to perform any material obligations or covenants of

this Lease (other than those failures described in Subsections 15.1.1 - 15.1.4

above (inclusive)), and such failure is not cured within thirty (30) calendar days

after Lessee’s receipt of written notice from Lessor of this failure; provided,

however, that no Lessee Event of Default will occur if Lessee begins to cure the

failure forming the basis of the Lessee Event of Default within thirty (30)

calendar days after its receipt of such notice and continues such cure with

reasonable diligence for such period as is reasonably necessary to cure the failure.

15.2. Lessor Event of Default. A default by Lessor (a “Lessor Event of Default”) will

occur under this Lease if Lessor fails to perform any of its material obligations or

covenants under this Lease, and such failure is not cured within thirty (30) calendar days

after Lessor’s receipt of written notice from Lessee of this failure; provided, however,

that no Lessor Event of Default will occur if Lessor begins to cure the failure forming the

basis of the Lessor Event of Default within thirty (30) calendar days after its receipt of

such notice and continues such cure with reasonable diligence for such period as is

reasonably necessary to cure the failure.

15.3. Remedies Upon Lessee Event of Default. In addition to any other remedies

provided by Law and except as otherwise provided herein, following the occurrence of a

Lessee Event of Default, Lessor may, but shall not be obligated to terminate this Lease

upon written notice to Lessee effective immediately or as of any date that Lessor may

select.

DRAFT 8/31/18

22

1940829v.1

15.4. Remedies Upon Lessor Event of Default. In the event Lessor defaults, beyond

any applicable cure period, in the performance of any of its obligations hereunder, Lessee

shall have the right, but not the obligation, to terminate this Lease immediately upon

Notice to Lessor.

15.5. Rights and Remedies Cumulative. Except as otherwise expressly provided in this

Lease, all rights and remedies of the parties provided for herein shall be construed and

held to be cumulative, and no single right or remedy shall be exclusive of any other

which is consistent with the former.

16. NOTICE. All notices or consents required or permitted under this Lease shall be given

in writing and delivered (i) in person, (ii) by United States mail, by certified or registered mail,

return receipt requested, or (iii) by recognized overnight courier service (e.g., UPS Next Day or

FedEx). If sent by certified or registered mail, such notice shall be deemed delivered two (2)

days after deposit in the U.S. mail. If sent by hand delivery or overnight courier service, such

notice shall be deemed delivered on the date the notice is received. Notice may also be sent by

electronic mail and shall be deemed delivered immediately upon sending, provided that the

noticing party contemporaneously sends notice by one of the means identified above in (i), (ii),

or (iii) above. Notice to the Lessor and Lessee shall be delivered or sent to the addresses set

forth below:

DRAFT 8/31/18

23

1940829v.1

Lessor’s address:

Lessee’s address:

with a copy to:

17. GOVERNING LAW; JURISDICTION; VENUE. This Lease shall be governed by the

laws of the State of Louisiana, without regard to that state’s choice of law provisions. The

exclusive venue for any litigation arising out of this Lease shall be the Louisiana Nineteenth

Judicial District Court for the Parish of East Baton Rouge, State of Louisiana.

18. SIGNS. Lessee shall put no signs of any kind or nature, symbol or identifying mark in or

on the Building or the property on which the Building is located, without prior written approval

of Lessor, which approval shall not be unreasonably withheld, conditioned or delayed. All signs

and lettering shall conform in all respects to the sign and/or lettering standards established by

Lessor. Lessor shall provide and install, at Lessee’s cost, all letters, numerals or Lessee suite

plaques at doors to the Leased Space. Lessor shall also include Lessee’s name on the Building

directory. Any changes requested by Lessee to suite plaque or the Building directory shall be at

Lessee’s cost.

19. WAIVER. Lessor and Lessee agree that either party’s failure to insist on strict

performance of any term or condition of this Lease shall not constitute a waiver of such term or

condition, even if the party accepting or acquiescing in the non-conforming performance knows

DRAFT 8/31/18

24

1940829v.1

of the nature of the non-performance and fails to object to it. No waiver or breach shall affect or

alter this Lease but each of the terms of this Lease shall continue in full force and effect with

respect to any other then existing or subsequent breach thereof. No waiver of any default

hereunder by either party shall be implied from any omission by the non-defaulting party to take

any action on account of such default if such default persists or is repeated, and no express

waiver shall affect any default other than the default specified in the express waiver for the time

and to the extent therein stated. One or more waivers shall not be construed as a waiver of a

subsequent breach of the same covenant, term, or condition.

20. SEVERABILITY. The provisions of this Lease are severable. Any terms and/or

conditions that are deemed illegal, invalid or unenforceable shall not affect any other term or

condition of this Lease or the CEA.

21. SUCCESSORS AND ASSIGNS. This Lease shall be binding on and will inure to the

benefit of the parties to this Lease and their respective successors and assigns, provided any such

assignment was made in a manner consistent with terms of this Lease.

22. SURRENDER OF LEASED SPACE. Lessee shall, upon the expiration or earlier

termination of this Lease, surrender all keys to the Leased Space to Lessor at the place then fixed

for the payment of Rent, inform Lessor of all combinations on locks, safes, and vaults, if any, in

the Leased Space, and surrender the Leased Space to Lessor in as good condition as the Leased

Space were in as of the Effective Date, ordinary wear and tear excepted. All alterations,

DRAFT 8/31/18

25

1940829v.1

additions, and improvements made to or fixtures or improvements placed in or upon the Leased

Space by either party (excepting only moveable partitions, office furniture, trade fixtures, office

equipment and personal property of Lessee) shall be deemed a part of the Building and the

property of Lessor at the time they are placed in the Leased Space and, except as provided in the

next grammatical sentence, such alterations, additions, improvements or fixtures shall remain in

the Leased Space and be surrendered with the Leased Space to Lessor upon the expiration or

earlier termination of this Lease. Upon Lessor’s written request prior to the expiration or earlier

termination of the Lease Term, Lessee shall remove alterations or additions that have been

constructed and installed in the Leased Space at Lessee’s request or for Lessee’s benefit and

return the Leased Space to its original condition as of the Effective Date, ordinary wear and tear

excepted.

23. INDEMNIFICATION.

23.1. Lessee’s Indemnification to Lessor and to LSU.

23.1.1. Lessee shall indemnify, defend and hold harmless Lessor and LSU and all

of their administrators, board members, officers, agents, and employees, together

with any of their respective successors and assigns (collectively, the “Lessor

Indemnitees”), against any and all loss, cost, damage, liability or expense as

incurred (including but not limited to actual attorneys’ fees and legal costs)

arising out of or related to any claim, suit or judgment brought by or in favor of

any person or persons for damage, loss or expense due to, but not limited to,

DRAFT 8/31/18

26

1940829v.1

bodily injury, including death, or property damage sustained by such person or

persons which arises out of, is occasioned by or is attributable to the acts,

omissions, use of the Leased Space, and/or activities of Lessee or its officers,

agents, employees, invitees, permittees, contractors or subcontractors. Lessee

shall further indemnify, defend and hold harmless the Lessor Indemnitees from

any and all claims, demands, litigation or governmental action involving the

presence or suspected presence of Hazardous Materials on or in the Leased Space

and any violation of any Law, but solely to the extent any of the foregoing is due

to the acts or omissions of Lessee or its officers, agents, employees, invitees,

permitees, contractors or subcontractors occurring after the Effective Date.

23.1.2. All the foregoing indemnification provisions shall apply to Permitted

Uses, as well as uses that are not permitted under this Lease.

23.2. Lessor’s Indemnification. To the extent authorized by Law, Lessor will

indemnify, defend and hold harmless Lessee and its directors, officers, agents,

employees, and contractors, together with any of their respective successors and assigns,

from and against any claims, liabilities, damages, costs, penalties, forfeitures, losses or

expenses (including but not limited to actual attorneys’ fees and legal costs) to the extent

resulting from any injury, loss or damage to persons or property arising out of the

negligence or willful misconduct of Lessor or the Lessor Indemnitees arising out of

Lessor’s performance of its obligations under this Lease.

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27

1940829v.1

24. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of

which will be deemed to be an original copy of this Lease and all of which, when taken together,

will be deemed to constitute one and the same agreement. The exchange of copies of this Lease

and of signature pages by facsimile transmission shall constitute effective execution and delivery

of this Lease as to the Parties and may be used in lieu of the original Lease for all purposes.

Signatures of the Parties transmitted by facsimile shall be deemed to be their original signatures

for all purposes.

25. TAXES AND ASSESSMENTS. Lessor shall pay at its costs and expense all taxes,

assessments (including special assessments), and charges of a similar nature which may be levied

by any governmental entity with respect to the Building. Lessee shall pay at its cost and expense

all personal property taxes and assessments which may be levied by any governmental entity

with respect to Lessee's merchandise inventory, trade fixtures, or business operation. If

applicable, Lessee shall pay and be liable for all rental, sales and use taxes or other similar taxes,

if any, levied or imposed on Rent payments by any city, parish, state or other governmental body

having authority.

26. HEADINGS. The headings of the various Sections and Exhibits of this Lease have been

inserted for reference only and shall not to any extent have the effect of modifying, amending or

changing the expressed terms and provisions of this Lease.

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28

1940829v.1

27. INTERPRETATION. No provision of this Lease shall be construed against or

interpreted to the disadvantage of any party by any court or other governmental, judicial or

arbitral authority by reason of such party having or being deemed to have drafted, devised or

imposed such provision.

28. ENTIRE AGREEMENT. This Lease, together with all exhibits attached hereto, sets

forth the entire agreement of the parties with respect to the matters set forth herein, and no verbal

commitments, except those reduced to writing in this Lease or the CEA, have any binding effect.

Any amendment, extension, expansion, cancellation (in whole or in part), renewal, modification,

or any other matter or circumstance relating to this Lease must be agreed to, in writing, by

Lessor and Lessee.

29. RECORDATION OF LEASE. It shall be the responsibility of Lessee to prepare notice

of this Lease, which each party agrees to execute and to record in the Office of the Parish

Recorder of the Parish of Caddo. The form of such notice shall require the written approval of

Lessor prior to recording. Lessee shall provide Lessor with a certified copy of the recorded

notice. Recordation of the notice shall be at Lessee’s expense.

30. APPROPRIATION OF FUNDS. All Lessor obligations under this Lease shall be

subject to appropriation by the Louisiana Legislature of sufficient funds for the performance

thereof and the availability of funds following Legislative appropriation, all as determined by

Lessor in Lessor’s sole discretion.

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29

1940829v.1

IN WITNESS WHEREOF, the parties have executed this Lease as of the dates written

below and agree that this e Space Lease Agreement shall be effective as of the Effective Date.

DIVISION OF ADMINISTRATION

By:___________________________________ Jay Dardenne Commissioner of Administration

Date:_________________________________

OCHSNER LOUISIANA STATE UNIVERSITY HOSPITALS, L.L.C.

By:________________________________ ________________________________

Date:_______________________________

DRAFT 8/31/18

A

1940829v.1

Exhibit “A”

Legal Description of the Land

Louisiana State University Medical Center, Unit One, in the NW/4 of Section 12, T17 – R14W, a resubdivision of Part of Lots 7, 8, 9, 13 and 14, Fairfield, Louisiana, as recorded in Book “N”, Page 643, Records of Caddo Parish, Louisiana and Lots 1 through 24, Foster Terrace Subdivision, as recorded in Book 100, Page 312, Records of Caddo Parish, Louisiana.

The Building (of which the Leased Space are a part) is located on a portion of the former Lot 7, Fairfield, Louisiana.

DRAFT 8/31/18

A-1

1940829v.1

Exhibit “B”

Floor Plan of Leased Space

[see attached]

University Police Critical SkillsEnviro. Srvs. StorageInfo. Tech.Facilities (Mechanical) TelecommunicationsFamily Medicine

Simulation Room

Simulation Room

Simulation Room

Storage

Control Room

Classroom

Simulator

Simulator

Storage

OfficeOffice

Storage

Classroom

Mechanical

Mechanical

Mechanical

Mechanical

Mechanical

Information Technology

Telecommunications

Ground Floor

Conifer 4 Stalls

Office

UH

UH

Lobby

Residents Office

Storage Toilet

Exam / Treatment

Storage

Exam / Treatment

UH Nurse Station

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

UH Nurse Station

Exam / Treatment

Exam / Treatment

Exam / TreatmentExam / Treatment

Exam / Treatment

Exam / Treatment

Toilet

ToiletToilet

Storage

Office

Office

Office

Office

Office

Office

Office

Toilet

Storage

Storage

Storage

Storage

Telecom

Storage

Storage

Storage

LSU

Jeff German

LSU

Opal Wilson

UH

4 Family Med. Faculty

ToiletWorkroom

Dark Room

Toilet

Storage

Workroom

Office

LSU

Dr. Baudoin

Resident and Faculty

Family Medicine T. BakerS. Gardner

Office

Office

Luke Baudoin

Office

Chief Resident

Office

Vacant Faculty

OfficeOffice

Fam. Med Billing

Q. LeeT. GayD. Kellogg

E. Delany

KitchenBreak Room

Family Medicine / Family Practice

Mechanical

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Lab

Storage

Exam / Treatment

Exam / Treatment

Exam / Treatment

Office

Exam / Treatment

Office

ToiletToilet

Telecom

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Work Area

Office

Office

Office

Break Room

Telecom

Office

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Office

Office

Office

Office

Exam / Treatment

Toilet Toilet

Toilet

Toilet

Classroom / Waiting Room for Clinical Skills

Mary Murry ‐ LSU

Brenda HarperLSU

Shirley BrownLSU

Jeff HowellsLSU

Stacey LeeLSU

Christi RinaudoLSU

L. LindseyLSU

E. YoungLSU

Housekeeping

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

ToiletToilet

Storage

Family Medicine FACULTY / Clinical Skills

Resident Office

Exam / Treatment

Exam / Treatment

Exam / Treatment

UH Nurse Station

Storage / Break Room

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment



Work Room ‐ LSU

LSU Office

ToiletToilet

Exam / Treatment

Exam / Treatment

Exam / Treatment

UH Nurse Station

Office

Lab / Files

Equipment Storage

Mechanical Room

Telecom

UH Nurse Station

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / Treatment

Exam / TreatmentExam / Treatment

Exam / Treatment

Exam / Treatment

Office

Toilet Toilet

Office

Exam / Treatment

Housekeeping

Break RoomOffice

Toilet

ToiletToilet

UH ‐ Office

UH Social Worker

UH Nurse Station

PA, Faculty ‐LSU

LSU Residents

CCC / PCF(Comprehensive Care‐Student’s Clinic / Primary Care Family Medicine)

BLDG NO RM COMPLEX WING FLR NETSQFT UH Leased SqFt

0043 101 MS A G 260

0043 102 MS A G 706

0043 103 MS A G 103

0043 104 MS A G 182

0043 105 MS A G 111

0043 106 MS A G 517

0043 107 MS A G 114

0043 108 MS A G 254

0043 109 MS A G 576

0043 110 MS A G 143

0043 112 MS A G 114

0043 104A MS A G 181

0043 104B MS A G 177

0043 106A MS A G 147

0043 106B MS A G 15

0043 106C MS A G 146

0043 108A MS A G 101

0043 108B MS A G 99

0043 110A MS A G 400

0043 112A MS A G 482

0043 112B MS A G 585

0043 112C MS A G 121

0043 112D MS A G 78

0043 A1‐2 MS A G 123

0043 AG01 MS A G 849

0043 AG02 MS A G 268

0043 AG03 MS A G 711

0043 AG04 MS A G 1541

0043 AG05 MS A G 875

0043 ST A2 MS A G 159

0043 ST A3 MS A G 88

10,224


0043 101 MS A 1 352

0043 102 MS A 1 149 149

0043 103 MS A 1 810 810

0043 104 MS A 1 57 57

0043 105 MS A 1 130 130

0043 106 MS A 1 488 488

0043 102A MS A 1 22 22

0043 A1A2 MS A 1 129 129

0043 ST A1 MS A 1 200 200

0043 ST A2 MS A 1 109 109

2,446 2,095

LSUHSC ‐ "A" Building Space Analysis

Total Net Sq. Ft. =

Total Net Sq. Ft. =


0043 101 MS A 2 106 106

0043 102 MS A 2 65 65

0043 103 MS A 2 93 93

0043 104 MS A 2 65 65

0043 105 MS A 2 141

0043 106 MS A 2 24

0043 107 MS A 2 38

0043 108 MS A 2 63 63

0043 109 MS A 2 176

0043 110 MS A 2 21 21

0043 111 MS A 2 221

0043 112 MS A 2 23 23

0043 113 MS A 2 158

0043 114 MS A 2 111

0043 115 MS A 2 25 25

0043 116 MS A 2 20 20

0043 117 MS A 2 18 18

0043 118 MS A 2 20 20

0043 119 MS A 2 50 50

0043 120 MS A 2 73

0043 121 MS A 2 104 104

0043 122 MS A 2 71 71

0043 123 MS A 2 94 94

0043 124 MS A 2 417

0043 125 MS A 2 104 104

0043 126 MS A 2 30 30

0043 127 MS A 2 76 76

0043 128 MS A 2 90 90

0043 129 MS A 2 104 104

0043 130 MS A 2 90 90

0043 131 MS A 2 153

0043 132 MS A 2 38 38

0043 133 MS A 2 144

0043 135 MS A 2 191 191

0043 137 MS A 2 87 87

0043 138 MS A 2 74 74

0043 139 MS A 2 87 87

0043 140 MS A 2 88 88

0043 141 MS A 2 95 95

0043 143 MS A 2 94 94

0043 145 MS A 2 104 104

0043 147 MS A 2 94 94

0043 149 MS A 2 19

0043 151 MS A 2 248

0043 101A MS A 2 92 92


0043 103B MS A 2 26 26

0043 103C MS A 2 31 31

0043 105A MS A 2 34

0043 105B MS A 2 29

0043 107A MS A 2 33

0043 108A MS A 2 63

0043 109A MS A 2 21

0043 109B MS A 2 25

0043 114A MS A 2 111

0043 115A MS A 2 9 9

0043 115B MS A 2 53 53

0043 115C MS A 2 55

0043 119A MS A 2 54 54

0043 119B MS A 2 55 55

0043 119C MS A 2 54 54

0043 119D MS A 2 8 8

0043 120A MS A 2 59

0043 120B MS A 2 74

0043 120C MS A 2 146

0043 120D MS A 2 140

0043 120E MS A 2 26

0043 126A MS A 2 99 99

0043 126B MS A 2 88 88

0043 126C MS A 2 88 88

0043 126D MS A 2 99 99

0043 132A MS A 2 65 65

0043 A1A2 MS A 2 144 144

0043 A201 MS A 2 319 319

0043 A202 MS A 2 683 683

0043 A203 MS A 2 185 185

0043 A204 MS A 2 453 453

0043 A205 MS A 2 175 175

0043 A206 MS A 2 453 453

0043 A207 MS A 2 293 293

0043 A208 MS A 2 378 378

0043 A209 MS A 2 165 165

0043 A210 MS A 2 387 387

0043 A211 MS A 2 151 151

0043 ST A1 MS A 2 192 192

0043 ST A2 MS A 2 131 131

9,777 7,212 Total Net Sq. Ft. =


0043 101 MS A 3 257 257

0043 102 MS A 3 63

0043 103 MS A 3 87 87

0043 104 MS A 3 65

0043 105 MS A 3 86 86

0043 106 MS A 3 22

0043 107 MS A 3 88 88

0043 108 MS A 3 153 153

0043 109 MS A 3 86 86

0043 110 MS A 3 45 45

0043 111 MS A 3 166 166

0043 112 MS A 3 95 95

0043 113 MS A 3 27 27

0043 114 MS A 3 92 92

0043 115 MS A 3 98 98

0043 116 MS A 3 96 96

0043 117 MS A 3 96 96

0043 118 MS A 3 87 87

0043 119 MS A 3 95 95

0043 120 MS A 3 88 88

0043 121 MS A 3 97 97

0043 122 MS A 3 97 97

0043 123 MS A 3 95 95

0043 124 MS A 3 93 93

0043 125 MS A 3 98

0043 126 MS A 3 93 93

0043 128 MS A 3 345

0043 129 MS A 3 84

0043 130 MS A 3 89

0043 131 MS A 3 369

0043 132 MS A 3 86

0043 133 MS A 3 60 60

0043 134 MS A 3 92

0043 135 MS A 3 98

0043 136 MS A 3 91

0043 137 MS A 3 96

0043 138 MS A 3 102

0043 139 MS A 3 97

0043 140 MS A 3 101

0043 141 MS A 3 94

0043 142 MS A 3 94

0043 143 MS A 3 95

0043 144 MS A 3 106

0043 145 MS A 3 98

0043 147 MS A 3 38

0043 149 MS A 3 80


0043 151 MS A 3 94

0043 153 MS A 3 95

0043 155 MS A 3 92

0043 157 MS A 3 102

0043 159 MS A 3 92

0043 161 MS A 3 20 20

0043 163 MS A 3 267

0043 115A MS A 3 30 30

0043 128A MS A 3 46

0043 131A MS A 3 36

0043 145A MS A 3 33

0043 A1‐2 MS A 3 127 127

0043 A301 MS A 3 306 306

0043 A302 MS A 3 695 695

0043 A303 MS A 3 193 193

0043 A304 MS A 3 411 411

0043 A305 MS A 3 174 174

0043 A306 MS A 3 436 436

0043 A307 MS A 3 277 277

0043 A308 MS A 3 356

0043 A309 MS A 3 166

0043 A310 MS A 3 360

0043 A311 MS A 3 180 180

0043 ST A1 MS A 3 198 198

0043 ST A2 MS A 3 130 130

9,693 5,454


0043 101 MS A 4 272 272

0043 102 MS A 4 67 67

0043 103 MS A 4 99 99

0043 104 MS A 4 67 67

0043 105 MS A 4 98 98

0043 106 MS A 4 24

0043 107 MS A 4 99 99

0043 108 MS A 4 157

0043 109 MS A 4 95 95

0043 110 MS A 4 46 46

0043 111 MS A 4 171

0043 112 MS A 4 105 105

0043 113 MS A 4 36 36

0043 114 MS A 4 93 93

0043 115 MS A 4 92

0043 116 MS A 4 101 101

0043 117 MS A 4 98 98

0043 118 MS A 4 93 93

Total Net Sq. Ft. =


0043 119 MS A 4 97 97

0043 120 MS A 4 93 93

0043 121 MS A 4 98 98

0043 122 MS A 4 101 101

0043 123 MS A 4 97 97

0043 124 MS A 4 93 93

0043 125 MS A 4 102 102

0043 126 MS A 4 105 105

0043 127 MS A 4 155 155

0043 128 MS A 4 102 102

0043 129 MS A 4 245 245

0043 130 MS A 4 98 98

0043 131 MS A 4 93 93

0043 132 MS A 4 93 93

0043 133 MS A 4 68 68

0043 134 MS A 4 99 99

0043 135 MS A 4 91 91

0043 136 MS A 4 90 90

0043 137 MS A 4 99 99

0043 138 MS A 4 90 90

0043 139 MS A 4 91 91

0043 140 MS A 4 99 99

0043 141 MS A 4 94 94

0043 142 MS A 4 82 82

0043 143 MS A 4 95 95

0043 144 MS A 4 101 101

0043 145 MS A 4 97

0043 146 MS A 4 199

0043 147 MS A 4 36 36

0043 149 MS A 4 81 81

0043 151 MS A 4 101 101

0043 153 MS A 4 98 98

0043 155 MS A 4 92 92

0043 157 MS A 4 102 102

0043 159 MS A 4 101 101

0043 161 MS A 4 20

0043 163 MS A 4 268

0043 145A MS A 4 35

0043 A1A2 MS A 4 127 127

0043 A401 MS A 4 304 304

0043 A402 MS A 4 698 698

0043 A403 MS A 4 185 185

0043 A404 MS A 4 453 453

0043 A405 MS A 4 175 175

0043 A406 MS A 4 453 453

0043 A407 MS A 4 268 268


0043 A408 MS A 4 378 378

0043 A409 MS A 4 165 165

0043 A410 MS A 4 363 363

0043 A411 MS A 4 177 177

0043 ST A1 MS A 4 192 192

0043 ST A2 MS A 4 131 131

Total Net 9,780 8,586

Bldg Net Sq. Ft. = 42,103 ‐ 49,162 23,347 Bldg Gross Sq. Ft. =

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